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Detached house in Caminho Maria Pires, 6, Ladeira de Nora - Vale da Zorra, Alvor
Detached house in Caminho Maria Pires, 6, Ladeira de Nora - Vale da Zorra, Alvor — image 2Detached house in Caminho Maria Pires, 6, Ladeira de Nora - Vale da Zorra, Alvor — image 3Detached house in Caminho Maria Pires, 6, Ladeira de Nora - Vale da Zorra, Alvor — image 4Detached house in Caminho Maria Pires, 6, Ladeira de Nora - Vale da Zorra, Alvor — image 5
Grade Bvillamid-range

Detached house in Caminho Maria Pires, 6, Ladeira de Nora - Vale da Zorra, Alvor

Portimão · Western Algarve ·

€1.6M

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €95,032/yr
Average Daily Rate: €483
Payback Period: 35.1 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.2M
Brixfox Score: 60.9 / 100
Comparable Properties: 12
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€1.9M

+21.9% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€120,000
IS — Stamp duty (0.8%)€12,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€24,000
Total acquisition costs€158,050
Renovation (est. €55/m² × 2800 m²)
Light touch-ups — paint, fixtures, deep clean.		€154,000
(€84,000–€224,000)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€1.9M

Gross yield (asking price)

5.9%

True gross yield (all-in)

4.9%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 4
Bathrooms: 4
Building: 2800 m²
Land: 2800 m²
Style: portuguese-traditional
Condition: good
Year Built: 1992
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

solar-panelsarched-porchesbalustrade-terrace

Score Breakdown

ROI
10.98
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
9.33
Rental Demand
5.38
Payback Speed
1
STR Suitability
4

Description

5 bedroom villa located in a unique place, with a magnificent view over the famous Alvor estuary, one of the most charming places in the Algarve. This villa consists of 4 bedrooms, two living rooms, 3 bathrooms and a 2800m2 plot. This property has unique characteristics, in addition to the view and the fantastic place

Location

📍 37.1290°N, 8.5910°W

· Portimão, Algarve, Portugal

Visit Century21 Realty Art 2 →Listed via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 5
Century21 Realty Art 2
4-bedroom freehold villa in Portimão — photo 2 of 5
4-bedroom freehold villa in Portimão — photo 3 of 5
4-bedroom freehold villa in Portimão — photo 4 of 5
4-bedroom freehold villa in Portimão — photo 5 of 5

Detached house in Caminho Maria Pires, 6, Ladeira de Nora - Vale da Zorra, Alvor

Portimão · Western Algarve · Ref BF-3530 Source verified · Century21 Realty Art 2 · listed 2 Jun 2026
Asking price · Freehold
$1,739,130
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
2800 m²
Land
2800 m²
True net yield
2.9%
≈ $7,869/mo net after costs & tax
5-yr total return (net + appreciation)
8.6% / yr avg
Payback in ~35 yrs from rent
Brixfox Score 61 · B

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Portimão

Western Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 1992
Energy: E
Condition: good

Description

5 bedroom villa located in a unique place, with a magnificent view over the famous Alvor estuary, one of the most charming places in the Algarve. This villa consists of 4 bedrooms, two living rooms, 3 bathrooms and a 2800m2 plot. This property has unique characteristics, in addition to the view and the fantastic place

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$680/night
50% ($313)Brixfox estimate($680/night)200% ($1251)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Indicative
Yearly income
$64,338
Likely range $38,603 – $90,074
Airbnb data$680/night · 54% occupancy
Rental income
$680/night · 54% occ.
$123,727
Running costs (20%)
Utilities, cleaning, maintenance
-$24,745
Income tax (10%)
Indonesian rental income tax
-$34,644
Property tax
Annual property tax
-$0
Net income
3.7% ROI
$64,338

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.9%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
4.9%
4.3%
Fully-managed
3.4%
2.9%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

6.4%

Annual Revenue

$123,727

Income Tax / yr

$10,826

Payback

35 yrs

True All-In Cost
Asking price$1,739,130
IMT — transfer tax (non-resident 7.5%)$130,435
Stamp duty (0.8%)$13,913
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,926,196

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$9.2M$6.9M$4.6M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
Capital appreciation
Property value growing at +4%/yr based on Portimão market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 21: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.9M
+22%
Rental Income
+$314K
Total Position
$2.3M
+41%
7.2%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$679K
Total Position
$3.0M
+90%
6.7%/yr
Year 20
Capital Value
$3.5M
+119%
Rental Income
+$1.6M
Total Position
$5.1M
+219%
6.0%/yr
Year 30
Capital Value
$5.2M
+224%
Rental Income
+$2.8M
Total Position
$8.0M
+400%
5.5%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.7% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$625 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
2800 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $625 — positioned in the top tier
Generous 2800 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.7% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

34% occ.
3.4%
$4,900/mo
44% occ.
4.4%
$6,347/mo
54% occ.
5.4%
$7,795/mo
current
64% occ.
6.4%
$9,242/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.